{"asOf":"2026-07-26T22:09:25.303Z","block":"1300-1399 S 31ST ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-31st-st","address":"1328 S 31ST ST","parcelNumber":"362274700","source":"https://property.phila.gov/?p=362274700","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"25","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"YALAMANCHI THAMMAYEE","coOwner":"VENKATA NAGA SURESH YALAMANCHI","marketValue":453500,"landAssessment":90700,"improvementAssessment":362800,"livableArea":2286,"yearBuilt":2024,"lastSale":{"price":475000,"date":"2024-08-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"823876","date":"2008-01-31","code":"CP-01","title":"CLIP VIOLATION 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ISSUED"},{"number":"VI-2023-036469","date":"2023-05-24","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-05-24","resolution":"WARNING ISSUED"},{"number":"VI-2023-039857","date":"2023-06-07","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-06-07","resolution":"SVN ISSUED"},{"number":"VI-2023-057145","date":"2023-08-04","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-08-04","resolution":"SVN ISSUED"},{"number":"VI-2023-067836","date":"2023-09-07","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"SVN ISSUED","resolutionDate":"2023-12-22","resolution":"SVN ISSUED"},{"number":"VI-2023-068291","date":"2023-09-08","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"SVN ISSUED","resolutionDate":"2023-12-22","resolution":"SVN ISSUED"}],"violationCases":[{"number":"145234","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-01-31","completedDate":"2010-02-08","violations":[{"number":"823876","date":"2008-01-31","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"823877","date":"2008-01-31","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-105468","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-28","completedDate":"2021-12-16","violations":[{"number":"VI-2021-075964","date":"2021-10-28","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-051418","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-06-01","completedDate":"2022-08-26","violations":[{"number":"VI-2022-038460","date":"2022-06-02","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"CLOSED","resolutionDate":"2022-08-26","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2023-006672","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-01-25","completedDate":null,"violations":[{"number":"VI-2023-005325","date":"2023-01-25","code":"A-104.1/6","title":"DEBRIS REMOVE- DEMOLITION","status":"SVN ISSUED","resolutionDate":"2023-01-25","resolution":"SVN ISSUED"}]},{"number":"CF-2023-006731","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-01-25","completedDate":null,"violations":[{"number":"VI-2023-005404","date":"2023-01-25","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-01-25","resolution":"SVN ISSUED"}]},{"number":"CF-2023-048066","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-24","completedDate":"2023-05-30","violations":[{"number":"VI-2023-036469","date":"2023-05-24","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-05-24","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-053110","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-06-07","completedDate":null,"violations":[{"number":"VI-2023-039857","date":"2023-06-07","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-06-07","resolution":"SVN ISSUED"}]},{"number":"CF-2023-076994","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-08-04","completedDate":null,"violations":[{"number":"VI-2023-057145","date":"2023-08-04","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-08-04","resolution":"SVN ISSUED"}]},{"number":"CF-2023-092258","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-07","completedDate":"2023-12-22","violations":[{"number":"VI-2023-067836","date":"2023-09-07","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"SVN ISSUED","resolutionDate":"2023-12-22","resolution":"SVN ISSUED"},{"number":"VI-2023-068291","date":"2023-09-08","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"SVN ISSUED","resolutionDate":"2023-12-22","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":7,"worst":null}],"investigations":[{"caseNumber":"20076","date":"2003-11-18","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"20076","date":"2005-09-01","type":"L_FINAL","status":"CLOSED"},{"caseNumber":"CF-2021-105468","date":"2021-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-105468","date":"2021-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-051418","date":"2022-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-051418","date":"2022-08-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-006672","date":"2023-01-25","type":null,"status":null},{"caseNumber":"CF-2023-006731","date":"2023-01-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-048066","date":"2023-05-24","type":null,"status":null},{"caseNumber":"CF-2023-053110","date":"2023-06-07","type":null,"status":null},{"caseNumber":"CF-2023-076994","date":"2023-08-04","type":null,"status":null},{"caseNumber":"CF-2023-092258","date":"2023-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-092258","date":"2023-12-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-092258","date":"2023-12-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93701864875206,"lng":-75.19553497236936,"geom":{"type":"Polygon","coordinates":[[[-75.195427909,39.936983695],[-75.195650137,39.937010777],[-75.195641588,39.937053803],[-75.195419381,39.937026206],[-75.195427909,39.936983695]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":5,"baths":null,"stories":3,"lotArea":997,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1328 S 31ST ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE WITH BASEMENT (NOT TO EXCEED THIRTY-FIVE FEET (35'-0\") IN HEIGHT), FOR USE AS A TWO (2) FAMILY DWELLING. FOR THE ERECTION OF SIX FOOT (6'-0\") HIGH FENCING IN THE REAR YARD.","status":"CLOSED","outcome":"Granted","date":"2011-11-22","number":"16141","relatedPermit":"356099"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":9600,"taxable":9600,"land":9600,"improvement":0,"taxableLand":9600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":19200,"taxable":19200,"land":19200,"improvement":0,"taxableLand":19200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":19200,"taxable":19200,"land":19200,"improvement":0,"taxableLand":19200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":19200,"taxable":19200,"land":19200,"improvement":0,"taxableLand":19200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":19200,"taxable":19200,"land":19200,"improvement":0,"taxableLand":19200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":19200,"taxable":19200,"land":19200,"improvement":0,"taxableLand":19200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":19200,"taxable":19200,"land":19200,"improvement":0,"taxableLand":19200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":19200,"taxable":19200,"land":19200,"improvement":0,"taxableLand":19200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":19200,"taxable":19200,"land":19200,"improvement":0,"taxableLand":19200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":104700,"taxable":104700,"land":104700,"improvement":0,"taxableLand":104700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":104700,"taxable":104700,"land":104700,"improvement":0,"taxableLand":104700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":453500,"taxable":175353,"land":90700,"improvement":362800,"taxableLand":90700,"taxableImprovement":84653,"exemptLand":0,"exemptImprovement":278147}],"taxNow":1466,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"356099","date":"2011-11-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-11-30","scope":"FOR THE ERECTION OF A 4 STORY DUPLEX WITH BASEMENT"},{"number":"431970","date":"2013-02-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":"2015-12-11","scope":"NEW CONSTRUCTION OF A 3 STORY ATTACHED TWO (2) FAMILY DWELLING. ***SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING & FIRE SUPPRESSION***"},{"number":"ZP-2020-001048","date":"2020-07-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-08-15","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN SCANNED PLAN. FOR USE AS SINGLE-FAMILY HOUSEHOLD LIVING"},{"number":"RP-2020-010801","date":"2020-12-21","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-08-15","scope":"FOR THE ERECTION OF AN THREE STORY TOWNHOUSE WITH ROOF DECK AND PILOTHOUSE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13D. L&I RESIDENTIAL DUCT & ENVELOPE TESTING FORM SHALL BE COMPLETED AND SIGNED BY THE ENTITITY PERFORMING THE TESTS AND PROVIDED TO THE INSPECTOR PRIOR TO SCHEDULINGTHE FINAL INSPECTION. HVAC INSTALLATION PER EZ PERMIT STANDARD: DUCTWORK AND WARM AIR APPLIANCES. ELECTRICAL AND PLUMBING WORK INCLUDED IN SCOPE OF WORK."},{"number":"FP-2021-001902","date":"2021-08-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-07","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D, WITH A ONE-INCH FIRE SERVICE LINE, FOR A SINGLE-FAMILY DWELLING, AS PER APPROVED PLANS."},{"number":"EP-2022-008672","date":"2022-08-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-16","scope":"INSTALL NEW 200 AMP SERVICE WITH CIRCUIT BREAKER PANEL. REWIRE HOUSE THROUGHOUT WITH INTERCONNECTED SMOKE DETECTORS ACCORDING TO THE 2014 NEC."},{"number":"MP-2022-006515","date":"2023-01-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-08-07","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. 2 gas heaters 40kbtu, coil, ac unit 2t 13 seer located in the back yard. New ductwork"},{"number":"PP-2020-015205","date":"2023-02-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-15","scope":"FOR THE ERECTION OF AN THREE STORY TOWNHOUSE WITH ROOF DECK AND PILOTHOUSE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13D. L&I RESIDENTIAL DUCT & ENVELOPE TESTING FORM SHALL BE COMPLETED AND SIGNED BY THE ENTITITY PERFORMING THE TESTS AND PROVIDED TO THE INSPECTOR PRIOR TO SCHEDULINGTHE FINAL INSPECTION. HVAC INSTALLATION PER EZ PERMIT STANDARD: DUCTWORK AND WARM AIR APPLIANCES. ELECTRICAL AND PLUMBING WORK INCLUDED IN SCOPE OF WORK."},{"number":"PP-2020-015206","date":"2023-02-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-15","scope":"FOR THE ERECTION OF AN THREE STORY TOWNHOUSE WITH ROOF DECK AND PILOTHOUSE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13D. L&I RESIDENTIAL DUCT & ENVELOPE TESTING FORM SHALL BE COMPLETED AND SIGNED BY THE ENTITITY PERFORMING THE TESTS AND PROVIDED TO THE INSPECTOR PRIOR TO SCHEDULINGTHE FINAL INSPECTION. HVAC INSTALLATION PER EZ PERMIT STANDARD: DUCTWORK AND WARM AIR APPLIANCES. ELECTRICAL AND PLUMBING WORK INCLUDED IN SCOPE OF WORK."},{"number":"PP-2020-015207","date":"2023-02-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-14","scope":"Plumbing Permit (Interior) for combo RP-2020-010801 FOR THE ERECTION OF AN THREE STORY TOWNHOUSE WITH ROOF DECK AND PILOTHOUSE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13D. L&I RESIDENTIAL DUCT & ENVELOPE TESTING FORM SHALL BE COMPLETED AND SIGNED BY THE ENTITITY PERFORMING THE TESTS AND PROVIDED TO THE INSPECTOR PRIOR TO SCHEDULINGTHE FINAL INSPECTION. HVAC INSTALLATION PER EZ PERMIT STANDARD: DUCTWORK AND WARM AIR APPLIANCES. ELECTRICAL AND PLUMBING WORK INCLUDED IN SCOPE OF WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"viol","w":"7 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"sale","p":475000}],"rented":true,"licenses":[{"number":"0972053","type":"Rental","status":"Active","businessName":"Thanmayee Yalamanchi, Venkata Naga Suresh Yalamanchi and Anupama Yalamanchi","legalName":"Thanmayee Yalamanchi, Venkata Naga Suresh Yalamanchi and Anupama Yalamanchi","address":"1328 S 31ST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-02-20","latestIssueDate":"2026-01-30","expirationDate":"2027-02-19","inactiveDate":null}],"licenseActivity":[{"number":"0972053","type":"Rental","businessName":"Thanmayee Yalamanchi, Venkata Naga Suresh Yalamanchi and Anupama Yalamanchi","legalName":"Thanmayee Yalamanchi, Venkata Naga Suresh Yalamanchi and Anupama Yalamanchi","issuedDate":"2025-02-20","latestIssueDate":"2026-01-30","closureDate":null,"expirationDate":"2027-02-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 333% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $104,700 to $453,500","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #16141: CLOSED · Granted; related permit 356099. Use permit #356099: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 431970 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 22, 2023.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 9 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}